PUBLIC WORKSHOP II

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PUBLIC WORKSHOP II

• PRESENTED BY
• ROUTE 1 WEST PLANNING COMMITTEE

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OVERVIEW BOSTON POST ROAD WEST PLANNING COMMITTEE

• Study Area Long Hill Road West to Branford Line

• Planning Sub-committee of the Guilford Planning
  and Zoning Commission

• Meeting weekly since December 18, 2001

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Study area
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
Route 1 West is an area where we want to
encourage larger scale, but relatively low
density, non-retail economic development. (Vote
taken to approve 5/7/01 Vote conditioned on the
following.)

• Development must be at an appropriate scale and
  environmentally safe.

• There must be a fiscally appropriate impact on
  the town.

• The communitys needs and wants must be met.

• Traffic impact analysis must be made.

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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
Route 1 West is an area where we want to
encourage larger scale, but relatively low
density, non-retail economic development.
Proposed Zone Mixed Use/ Conservation
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
Route 1 West is an area where we want to
encourage larger scale, but relatively low
density, non-retail economic development.
Proposed Zone Mixed Use/ Conservation
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
There is now, and will be even more so in the
future, the market and need for a second retail
center in Guilford. (Vote taken to approve
5/14/01)
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
In the existing commercial areas (Long Hill Road
to Exit 57) the existing neighborhood scale
should be maintained, encouraging redevelopment
and infill of small and medium sized uses, and
discouraging new automotive services.(Vote Taken
to approve 5/21/01)
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
In the existing commercial areas (Brookridge
Lane/West Lake Avenue) the existing neighborhood
scale should be maintained, encouraging
redevelopment and infill of small and medium
sized uses, and discouraging new automotive
services. (Vote Taken to approve 5/21/01)
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
Zones CD and C-4 will most likely remain the same
as current zoning. No votes have yet been taken
regarding these zones.
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
Public sewers should be pursued from Branford
for Sullivan South Property. Except for Sullivan
South, public sewers should not be considered at
this time. Vote taken to approve 5/21/01
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
Best practices for stormwater management should
be employed for all development. (Vote taken to
approve 5/29/01)
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
An environmental review function should be
established. (Vote taken to approve 5/29/01)
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
A motion to endorse moderate density development
buildout for the Route 1 West area. This motion
was based on the results of the traffic and
fiscal analysis studies. (Vote taken to approve
6/27/01)
This will result in approximately the following
total development New Office/Research 700,000
sq ft New Retail 150,000 200, 000 sq ft
Special Purpose Housing Units 150-
300 Hotel/Conference Facility 150 units
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PLANNING GOALS AND RATIONALE FOR LAND USE
PROPOSALS
MAXIMUM LANDSCAPE AREA (MLA) for MU zones only
(Vote taken to approve 7/9/01)
Buildings, Roads, Parking, Sidewalks, etc.
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INFORMATIONAL PRESENTATIONS
Forum on Sewage Disposal Issues 1/16/01
Public Forum 1/22/01
Delores Hayden speaking on History of Urbanism
1/29/01
Discussion of Natural Resource Issues and Review
of Watershed Planning 2/20/01
Forum on Regional Development Retail, Office,
Assisted Living and Senior Housing, Affordable
Housing, Hotel and Lodging 2/26/01
Workshop on Fiscal Impact of Development 3/12/01
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INFORMATIONAL PRESENTATIONS
Review and Discuss Natural Resource Inventory
4/9/01
Workshop on Development Visualization and
Physical Design 6/11/01
Fiscal Impact Analysis of Proposed Land Use
6/18/01
Forum US 1 West Traffic Overview 6/25//01
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SITE MU1 SULLIVAN PROPERTY MIXED USE 1
(106 ACRES)
Permitted Uses  Offices  Financial
Institutions  Research Facilities and
Laboratories (excluding manufacturing)  Lodging
facilities including conference
centers  Educational Facilities  Recreational
Facilities Retail Stores when accessory to a
permitted use and located in the same building as
a permitted use (accessory to be further
defined)  Restaurants when accessory to a
permitted use and located in the same building as
permitted use  Special purpose residential uses
including assisted living, congregate living,
seniors only housing, etc.
Area location and bulk standards Maximum Building
Height 40 ft. Minimum Setback from street line
200 ft. FROM ROUTE 1 Minimum Setback from other
property lines 75ft. Minimum Setback from
residential district boundary line 100 with
natural landscape- 150 ft with manicured
landscape Maximim Floor Area 15  Maximum
impervious surface 50  Maximum Building size
100,000 sq. ft.
QUESTION Is this the best use of this property
(preferable to the current residential zoning)?
(Current zoning R-8 four acre lots)
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SITE TS-2 TRANSITION AND SERVICE DISTRICT
PERMITTED USES Retail stores Office
Residential Automotive Repair (limit to 2
facilities) Motor vehicle fuel sales (limit 1)
Area location and bulk standards Transition and
Service Zone Maximum Building Height 35 ft. (up
to 40 ft with SP) Minimum Setback from street
line 30 ft. Minimum Setback from other property
lines 12 ft. Minimum Setback from residential
district boundary line 30 For driveways and
parking areas.  Maximum lot coverage 25
Maximum total floor area 50  Maximum
impervious surface 65

• QUESTIONS
• Should motor vehicle fuel sale/convenience stores
  be permitted with mandatory design criteria?
• Should motor vehicle repair facilities be limited
  to 2 facilities?
• (Current Zoning C-3 Commercial)

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SITE MU2 WALDO/ RUSSO PROPERTY - MIXED USE 2
(91 acres)
Area location and bulk standards Maximum Building
Height up to 40 ft Minimum Setback from Route 1
100 ft. Minimum Setback from other property
lines 75ft. Minimum Setback from residential
district boundary line 100 ft.  Maximum total
floor area 15  Maximum impervious surface
50  Maximum Building size 100,000 sq. ft.
  Permitted Uses Offices  Financial
Institutions  Research Facilities and
Laboratories (excluding manufacturing)  Lodging
facilities including conference
centers  Educational Facilities  Recreational
Facilities Retail Stores when accessory to a
permitted use and located in the same building as
a permitted use (accessory to be further
defined)  Restaurants when accessory to a
permitted use and located in the same building as
permitted use  Special purpose residential uses
including assisted living, congregate living,
seniors only housing, etc.
QUESTION Should we allow light industrial uses
in this zone? (Current Zoning I-2 Industrial)
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SITE SHOPPING CENTER 2 PARKVIEW PLAZA -
(22 ACRES) (PENDING COMMITTEE APPROVAL)
Permitted Uses Retail stores, business and
professional offices, financial institutions,
person service establishments, restaurants,
retail clothes cleaning and or laundering
establishments, recreational facilities, schools
including day-care facilities, cultural
institutions.
Area location and bulk standards Maximum
Building Height 40 Minimum Setback from Route
1 75 Maximum setback from street line
50 Minimum Setback from property lines 20
rear. Side 15 Minimum Setback from residential
district boundary line 30  Maximum Floor Area
25 (35 with SP)  Maximum impervious surface
65  Maximum Building size 150,000 sq ft up to
200,000 with SP (proposed)

• QUESTIONS
• Is retail use appropriate for this site?
• Assuming retail use is allowed, is there a
  maximum store size restriction? 60,000 sq. ft.,
  80,000 sq ft?
• (Current zoning C-3, C-4 Commercial)

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SITE 5 EXIT 57, C-4 BECKSON AND
SAAB/LANDROVER (PENDING COMMITTEE APPROVAL)
Permitted Uses Retail Office Light industrial
Area location and bulk standards Maximum
Building Height 40 Minimum Setback from street
line 75 Minimum Setback from property lines
12 Minimum Setback from residential district
boundary line 20  Maximum Floor Area 50
 Maximum impervious surface 65  Maximum
Building size none (Under present zoning)
QUESTION Should the permitted land uses stay
the same? (Current zoning C-3, C-4 Commercial)
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SITE VILLAGE 2 POST ROAD VILLAGE (PENDING
COMMITTEE APPROVAL)
Permitted Uses Retail Office Residential
Area location and bulk standards Maximum
Building Height 35 Minimum Setback from street
line 75 Minimum Setback from property lines
12 Minimum Setback from residential district
boundary line 20  Maximum impervious surface
65  Maximum Building size 30,000 sq ft up to
50,000 with SP no retail store greater than
30,000 sq. ft. Maximum Floor Area 50 (up to
65 with SP)

• QUESTIONS
• Should fuel sales be allowed?
• Is moderate size retail store and office
  appropriate? 30,000 to 50,000 sq ft? How close to
  the street line should new buildings be?
• (Current zoning C-3, Commercial)